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HomeMy WebLinkAbout04_2209 Bayside Drive Coastal Development Permit_PA2017-118COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 24, 2017 Agenda Item No. 4 SUBJECT: 2209 Bayside Drive Coastal Development Permit (PA2017-118) SITE LOCATION: 2209 Bayside Drive Coastal Development Permit No. CD2017-054 APPLICANT: Brandon Architects, Inc. OWNER: 2201 Bayside, LP. Collcain LTD. PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949- 644-3253, bzdeba@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Land Use Category: Single -Unit Residential Detached — (0.0 — 5.9 DU/AC) (RSD -A) • Coastal Zoning District: Single -Unit Residential (R-1) • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District : Single -Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to construct a new 6,809 -square -foot, 3 -story, single-family residence with 1,598 -square -foot subterranean basement and attached 2,823 -square - foot 5 -car garage. The design includes hardscape, drainage, and associated landscaping. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 1 2209 Bayside Drive CDP Zoning Administrator, August 24, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-054 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is located in the Appeal Area and therefore a coastal development permit is required and a waiver for de minimis development cannot be issued. • The immediate neighborhood is predominantly developed with two-story single- family residences. There is an intermixing of newer, three-story, single-family residences. Development along the northern side of Bayside Drive to the north terraces up to Pacific Drive and single family homes are developed on top of the bluff. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with all applicable development regulations. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The project site abuts the Newport Bay and is currently undeveloped with no shoreline protection devices. The finished floor elevation of the proposed residence is 12.125 MSL (NAVD88) at the waterfront stepping up to 13.625 MSL (NAVD88) at Bayside Drive. Both elevations are higher than the minimum 9.00 MSL (NAVD88) elevation standard. The proposed pool wall, basement wall, and TmpIC 01/12/17 Table 1 — Development Standards Development Standard Standard _ Setbacks (min.) Front (Bayside) 15 feet 15 feet Sides 4 feet 4 feet Rear water 5 feet 5 feet Allowable Floor Area 14,841 square feet 11,230 square feet Allowable 3'd Floor Area 1,484 square feet 48 square feet Open Space min. 1,484 square feet 1,903 square feet Parking (min.) 3 -car garage 5 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet 29 feet Hazards • The project site abuts the Newport Bay and is currently undeveloped with no shoreline protection devices. The finished floor elevation of the proposed residence is 12.125 MSL (NAVD88) at the waterfront stepping up to 13.625 MSL (NAVD88) at Bayside Drive. Both elevations are higher than the minimum 9.00 MSL (NAVD88) elevation standard. The proposed pool wall, basement wall, and TmpIC 01/12/17 2209 Bayside Drive CDP Zoning Administrator, August 24, 2017 Page 3 associated planter walls fronting the Bay will serve as a bulkhead and provide shoreline protection against potential future coastal hazards and sea level rise. Newport Beach Municipal Code (NBMC) Section 21.30C.050(I) allows bulkheads at this property provided it is not bayward of a line 40 feet landward of the face of the bulkhead at 2137 Bayside Drive, which is the approximate location of the mean high tide line. Proposed development is approximately 45 feet landward of this line and as a result, public access to lands below the mean high tide line will remain unaffected. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated October 14, 2015 for the project. A memorandum was issued on July 17, 2017, by the same preparer to validate the former conclusion and analysis is still current. The report concludes no additional protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards and that the proposed project will be safe from coastal hazards for the next 75 years or more. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP Tmplt: 01/12/17 3 2209 Bayside Drive CDP Zoning Administrator, August 24, 2017 Page 4 prepared by DZN Engineering, Inc., dated May 23, 2017, has been reviewed and approved by the City's Engineer Geologist. • Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by DZN Engineering, Inc., dated May 31, 2017, has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a Low -Impact Development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access • The existing residential lot does not currently provide nor inhibit public coastal access. The proposed development will remain within the existing residential lot and will not reduce access to public tidelands from the water or lateral access to the nearest street end access point approximately 400 feet to the east of the project site. Access to the water is also provided approximately 950 feet to the west at a public bay beach located at 1901 Bayside Drive. The property is located adjacent the Newport Bay and multiple vertical access points are provided to the north across from Balboa Island. • The closest designated Public View Point is located near Bayside Drive and Carnation Avenue (Begonia Park) and is approximately 500 feet from the subject property. Due to the distance from this point and the project's compliance with height, setback and floor area standards, the project will not affect views from Begonia Park. The project site is also not located near or within the viewshed of any Coastal View Roads, as designated in the Coastal Land Use Plan. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes one single-family residence in a residential zone. The proposed project is the construction of a new single-family residence located within the R-1 District. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the Tmplt: 01/12/17 4 2209 Bayside Drive CDP Zoning Administrator, August 24, 2017 Page 5 subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JWC/bm Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIC 01/12/17 .r7 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-054 FOR A NEW SINGLE- FAMILY RESIDENCE LOCATED AT 2209 BAYSIDE DRIVE (PA2017-118) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, Inc. with respect to property located at 2209 Bayside Drive, and legally described as Parcel 2 of Parcel Map No. 2005-129, requesting approval of a coastal development permit. 2. The applicant proposes to construct a new 6,809 -square -foot, 3 -story, single-family residence with 1,598 -square -foot subterranean basement and attached 2,823 -square - foot 5 -car garage. The design includes hardscape, drainage, and associated landscaping. The project complies with all applicable development standards and no deviations are requested. 3. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached (0.0 — 5.9 DU/AC) (RSD -A) and it is located within the Single -Unit Residential (R-1) Coastal Zoning District. 5. A public hearing was held on August 24, 2017, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Class 3 exemption includes one single-family residence in a residential zone. The proposed project is the construction of a new single-family residence located within the R-1 District. 7 Zoning Administrator Resolution No. ZA2017-### Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 14,841 square feet and the proposed floor area is 11,230 square feet. b. The proposed development complies with the required setbacks, which are 15 feet along the front property line abutting Bayside Drive, 4 feet along each side property line and 5 feet along the rear property line in the water. The highest guardrail is less than 24 feet from established grade and the highest ridge is approximately 29 feet from established grade, which comply with the maximum height requirements. The project also proposes a rooftop deck where there is a mansard roof serving as a guardrail. The ridge of the mansard roof is also below 29 feet and the finished floor of the deck is below 24 feet. The project includes garage parking for five vehicles, exceeding the minimum three -car garage parking requirement for single-family residences with 4,000 square feet or more of habitable floor area. 2. The immediate neighborhood is predominantly developed with two-story single-family residences. There is an intermixing of newer, three-story, single-family residences. Development along the northern side of Bayside Drive to the north terraces up to Pacific Drive and single family homes are developed on top of the bluff. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with all applicable development regulations. 3. The project site abuts the Newport Bay and is currently undeveloped with no shoreline protection devices. The finished floor elevation of the proposed residence is 12.125 MSL (NAVD88) at the waterfront stepping up to 13.625 MSL (NAVD88) at Bayside Drive. Both elevations are higher than the minimum 9.00 MSL (NAVD88) elevation standard. The proposed pool wall, basement wall, and associated planter walls fronting the Bay will serve as a bulkhead and provide shoreline protection against potential future coastal hazards and sea level rise. 07-11-17 8 Zoning Administrator Resolution No. ZA2017-### Page 3 of 8 4. Newport Beach Municipal Code (NBMC) Section 21.30C.050(I) allows bulkheads at this property provided it is not bayward of a line 40 feet landward of the face of the bulkhead at 2137 Bayside Drive, which is the approximate location of the mean high tide line. Proposed development is approximately 45 feet landward of this line and as a result, public access to lands below the mean high tide line will remain unaffected. 5. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated October 14, 2015 for the project. A memorandum was issued on July 17, 2017, by the same preparer to validate the former conclusion and analysis is still current. The report concludes no additional protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards and that the proposed project will be safe from coastal hazards for the next 75 years or more. 6. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 7. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 8. The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP prepared by DZN Engineering, Inc., dated May 23, 2017, has been reviewed and approved by the City's Engineer Geologist. 9. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by DZN Engineering, Inc., dated May 31, 2017, has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a Low -Impact Development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 07-11-17 9 Zoning Administrator Resolution No. ZA2017-### Page 4 of 8 10. Proposed landscaping complies with NBMC Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The existing residential lot does not currently provide nor inhibit public coastal access. The proposed development will remain within the existing residential lot and will not reduce access to public tidelands from the water or lateral access to the nearest street end access point approximately 400 feet to the east of the project site. Access to the water is also provided approximately 950 feet to the west at a public bay beach located at 1901 Bayside Drive. The property is located adjacent the Newport Bay and multiple vertical access points are provided to the north across from Balboa Island. 2. The closest designated Public View Point is located near Bayside Drive and Carnation Avenue (Begonia Park) and is approximately 500 feet from the subject property. Due to the distance from this point and the project's compliance with height, setback and floor area standards, the project will not affect views from Begonia Park. The project site is also not located near or within the viewshed of any Coastal View Roads, as designated in the Coastal Land Use Plan. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-054, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 07-11-17 10 Zoning Administrator Resolution No. ZA2017-### Paae 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF AUGUST, 2017. Patrick J. Alford, Zoning Administrator 07-11-17 22 Zoning Administrator Resolution No. ZA2017-### Page 6 of 8 IW4:11:1hdW1i CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. There shall be no encroachments into the public beach. 5. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 6. Coastal Development Permit No. CD2017-054 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 9. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being 07-11-17 12 Zoning Administrator Resolution No. ZA2017-### Page 7 of 8 operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 10. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 11. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 12. Prior to issuance of the building permits, the approved Construction Pollution Prevention Plan (CPPP) and Water Quality and Hydrology Plan (WQHP) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the Building Division. 13. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 14. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 15. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 17. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. 07-11-17 i3 Zoning Administrator Resolution No. ZA2017-### Page 8 of 8 18. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 19. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 20. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 2209 Bayside Drive CDP including, but not limited to, Coastal Development Permit No. CD2017-054 (PA2017-118). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 07-11-17 -14 Attachment No. ZA 2 Vicinity Map 15 Newport Beach O GIS �® Feet ° �e 0 100 : -- �4FonN�' 200 Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Imagery: 2009-2013 photos provided by Eagle Imaging www.eagleaerial.com 10 Attachment No. ZA 3 Project Plans 17 11331II134V NOO M szsze»'rvav3e ♦aw�uary anrca 3aisnre wzz 30N3alS3H aalSAVS 60ZZ f— 13rvS=l ONI `S1OE11HO�AV NOaNV�Ag I s gill Ems. 3iU g°vi LLJ hg j i• �° FF Z { 9i y�i I.g 4�tyi ? 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